466 Allwen Dr · Dayton, OH 45406

$125,000

4 bd · 2.0 ba · 2,436 sqft · MultiFamily public records · 114 Days on market

Built 1927 5,619 sqft lot $51/sqft · at area comps Est $129k · at est.

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there’s strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

Key facts

• Solid duplex
• Newer furnace
• New electric box

Tags

• SOLID DUPLEX
• UNFINISHED BASEMENT
• CENTRAL A/C
• NEWER FURNACE
• NEW ELECTRIC BOX

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive. Per door: $384/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 7.4% in Dayton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#716 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, amenities C-, crime F.
• Dayton City (urban): math 12% / reading 21% proficiency, ranked #641 of 656 in OH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 156 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• At $1,993/mo this rent would consume 57% of the median local household income ($42k/yr) (locally 1504% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (median comp): $128,782
• List price: $125,000
• Delta: -2.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
466-468 Allwen Dr	0.00mi	4/2.0	2,436 (0%)	8mo	$65,000	$27	94
89 W Hudson Ave #87	0.50mi	4/2.0	2,392 (-2%)	4mo	$150,000	$63	70
53 W Norman Ave #51	0.55mi	4/—	2,560 (+5%)	4mo	$190,000	$74	62
10 Marie Ave	0.31mi	4/2.0	2,200 (-10%)	16mo	$179,000	$81	56
1161 Linda Vista Ave	0.39mi	4/4.0	2,490 (+2%)	17mo	$200,000	$80	56
2411 N Main St #2409	0.61mi	4/—	2,658 (+9%)	3mo	$171,000	$64	54
1721 Manor Pl #1719	0.20mi	5/2.0 (+1)	2,648 (+9%)	21mo	$62,000	$23	53
605 Delaware Ave	0.50mi	5/3.0 (+1)	2,240 (-8%)	5mo	$180,000	$80	50
1948 Victoria Ave	0.73mi	4/4.0	2,320 (-5%)	2mo	$225,500	$97	48
960 Sherwood Dr	0.68mi	4/2.0	2,080 (-15%)	8mo	$145,000	$70	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $28,680
• Equity at exit: $18,638

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $88,143
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45406

• Rents YoY: 3.0%
• Active inventory: 156
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $767

Break-even live

Break-even rent $1,022

Max offer price $125,000

Occupancy floor 56%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,992
Total (2 units)			$1,993

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1743 Radcliffe Rd Dayton, OH	3.0	1.5	1729	$1,200	$0.69	44d	1	0.24mi
101 W Norman Ave Unit 101 Dayton, OH	3.0	1.0	1600	$945	$0.59	44d	1	0.47mi
2141 Philadelphia Dr Dayton, OH	3.0	1.0	1736	$1,395	$0.80	44d	1	0.74mi
942 Harvard Blvd Dayton, OH	3.0	2.0	1596	$1,200	$0.75	3d	1	0.87mi
932 Harvard Blvd Dayton, OH	5.0	2.0	1986	$1,500	$0.76	44d	1	0.87mi
1501 Viola Ave Dayton, OH	3.0	1.0	1952	$1,175	$0.60	14d	1	0.97mi
253 E Hillcrest Ave Dayton, OH	3.0	2.5	2569	$1,800	$0.70	3d	1	1.00mi
132 Wroe Ave Unit 132 Dayton, OH	3.0	2.5	1934	$1,297	$0.67	44d	1	1.04mi
1011 N Broadway St Dayton, OH	3.0	1.5	1700	$950	$0.56	44d	1	1.13mi
534 Geyer St Dayton, OH	4.0	1.0	1640	$1,530	$0.93	23d	1	1.35mi

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 114 DOM
2. 2026-06-17
   days on market $125,000 Active 113 DOM
3. 2026-06-16
   days on market $125,000 Active 112 DOM
4. 2026-06-15
   days on market $125,000 Active 111 DOM
5. 2026-06-14
   days on market $125,000 Active 109 DOM
6. 2026-06-13
   days on market $125,000 Active 108 DOM
7. 2026-06-10
   days on market $125,000 Active 106 DOM
8. 2026-06-09
   days on market $125,000 Active 105 DOM
9. 2026-06-08
   days on market $125,000 Active 104 DOM
10. 2026-06-07
    days on market $125,000 Active 103 DOM
11. 2026-06-05
    days on market $125,000 Active 100 DOM
12. 2026-06-03
    days on market $125,000 Active 99 DOM
13. 2026-06-02
    days on market $125,000 Active 98 DOM
14. 2026-06-01
    days on market $125,000 Active 97 DOM
15. 2026-05-31
    days on market $125,000 Active 96 DOM
16. 2026-04-20
    status Active 629-char remark

    Show marketing remark (629 chars)

    Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there’s strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

17. 2026-04-09
    status Active 623-char remark

    Show marketing remark (623 chars)

    Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there's strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

18. 2026-03-16
    historical Contingency Pending 623-char remark

    Show marketing remark (629 chars)

    Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there’s strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

19. 2026-03-16
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there’s strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

20. 2026-02-24
    listed $125,000 Active 629-char remark

    Show marketing remark (623 chars)

    Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there's strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

21. 2026-02-24
    listed $125,000 Active 623-char remark

    Show marketing remark (623 chars)

    Investment opportunity at 466-468 Allwen! This solid duplex offers 2,436 S/F with two units, each featuring 2 bedrooms, 1 full bath, a comfortable Living Room, kitchen with breakfast nook, and an unfinished basement. One unit is currently rented at $450/month on a month-to-month lease. Unit 466 includes central A/C. Recent updates include a newer furnace in one unit, meter repair work, and a new electric box. With some TLC, there's strong potential to increase rents to current market rates. Property is being sold as-is; seller will make no repairs. Buyers to rely on their own inspections and verify all measurements.

22. 2025-11-06
    soldstatus $65,000
23. 2022-09-26
    soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,193 · $99/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$379/yr (+$32/mo · 31.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,916
• − Mortgage interest: −$7,002
• − Property taxes: −$1,193
• − Insurance: −$625
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$3,636
• Taxable income: $7,633
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $7,378/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dayton City
• NCES district ID: 3904384
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $28,688
• Composite: 12.94/100
• National rank: #9579
• State rank: #641 of 656 in OH

Livability — Dayton

• Score: 65/100
• State rank: #716
• US rank: #12895

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, OH
• County: Montgomery County · 459,541 people
• City population: 164,387
• Metro: Dayton-Kettering, OH
• Population (ZIP): 19,991
• Household income: $41,796
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1504.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 16% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.75%
• Current HPI: 197.1302
• Rent YoY: ▲ 3.03%
• Metro: Dayton-Kettering, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+127.3% since first listed

8 events — show timeline

• 2026-04-20 Relisted — Dayton MLS
• 2026-04-09 Relisted — Cincy MLS
• 2026-03-16 Contingent — Cincy MLS
• 2026-03-16 Pending — Dayton MLS
• 2026-02-24 Listed $125,000 Cincy MLS
• 2026-02-24 Listed $125,000 Dayton MLS
• 2025-11-06 Sold (Public Records) $65,000 Public Records
• 2022-09-26 Sold (Public Records) $55,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,193 · +1.3% YoY. Source: county tax records.